10504 Mullikin Dr · Clinton, MD 20735

$345,000

4 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 3 Days on market

Built 1966 0.27 ac lot Est $446k · 23% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

* * HGHEST & BEST OFFER DEADLINE OF 5/14 at 7pm! * * SOLID BRICK RAMBLER with space, flexibility, and opportunity in the heart of Clinton! Situated on a corner lot, this 4 Bedroom 3 Bathroom home offers classic charm, hardwood flooring throughout much of the main level, and a layout full of possibilities for homeowners and investors alike. The main level welcomes you with a bright living room featuring a large picture window that fills the space with natural light, hardwood floors, and a fireplace that creates a warm focal point. The adjoining dining area flows directly to the covered rear deck, making it easy to enjoy indoor-outdoor living and entertaining. The kitchen offers ampl

Key facts

• Hardwood flooring
• Second fireplace
• Kitchenette area

Tags

• CORNER LOT
• HARDWOOD FLOORING
• COVERED REAR DECK
• FINISHED RECREATION AREA
• SECOND FIREPLACE
• KITCHENETTE AREA

Property features AI

Finance

• Other: Not in a federal flood zone; Accessibility features listed as other; Pets allowed with no restrictions; Total below-grade area reported; Above-grade and below-grade finished area reported

Exterior

• Parking: Attached carport (1 space); Concrete driveway with four driveway spaces; Total of five garage/parking spaces
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water; Central air
• Home design: Detached property; Architectural shingle roof; Fee simple ownership; Property in average condition
• Construction: Brick construction; Slab and block foundation; Shed on the property
• Exterior features: Cleared, level lot with front and rear yard; Corner lot; Rear yard; Front yard; Walkout lower level with outside/rear entrance

Interior

• Kitchen: Electric oven/range; Range hood; Stove; Refrigerator; Stainless steel appliances; Exhaust fan
• Bedrooms: Three bedrooms on the main level; One bedroom on the lower level
• Flooring: Hardwood floors; Carpet
• Bathrooms: Two full bathrooms on the main level; One full bathroom on the lower level
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning; Ceiling fans
• Interior features: Second kitchen; Attic; Dining area; Dry wall walls and ceilings; Storm and sliding glass doors; Has two wood-burning fireplaces
• Laundry & utility: Washer and dryer in unit; Laundry located on a lower floor; Water heater included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (2.2% below list).
• Recommended offer: $337k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.3% in Clinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#304 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, amenities F, commute F.
• Prince George'S County Public Schools (suburban): math 8% / reading 24% proficiency, ranked #21 of 24 in MD (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Waldon Woods Elementary (math 4% / reading 11%, grade F, #681 of 860 statewide, top 81%, 529 students, 70% FRL); Stephen Decatur Middle (math 3% / reading 24%, grade F, #198 of 225 statewide, top 88%, 781 students, 70% FRL); Surrattsville High (math 2% / reading 27%, grade F, #185 of 222 statewide, top 85%, 772 students, 60% FRL).
• Market conditions: 124 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,481 units permitted in Prince George's County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Prince George's County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $337,352 (2.2% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $445,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6204 Gator Pl	0.17mi	3/3.0 (-1)	1,120 (-0%)	4mo	$455,000	$406	79
10505 Mullikin Dr	0.03mi	3/3.0 (-1)	1,125 (0%)	14mo	$446,000	$396	78
6206 Clinton Way	0.32mi	3/3.0 (-1)	1,137 (+1%)	3mo	$465,000	$409	72
6203 Gator Pl	0.19mi	3/3.0 (-1)	1,120 (-0%)	19mo	$475,000	$424	66
6205 Hemlock Way	0.41mi	3/1.5 (-1)	1,028 (-9%)	5mo	$330,000	$321	55
10100 White Ave	0.40mi	5/3.0 (+1)	1,242 (+10%)	4mo	$445,000	$358	52
6704 Crafton Ln	0.70mi	4/2.0	1,000 (-11%)	8mo	$399,999	$400	42
6117 Armor Dr	0.46mi	5/3.0 (+1)	1,242 (+10%)	16mo	$510,000	$411	39
6613 Northgate Pkwy	0.67mi	3/1.0 (-1)	1,200 (+7%)	14mo	$353,000	$294	37
6104 Brooke Jane Dr	0.73mi	5/3.0 (+1)	1,212 (+8%)	10mo	$460,000	$380	36
11302 Penny Ave	0.66mi	3/3.0 (-1)	1,260 (+12%)	18mo	$390,000	$310	25
6907 Northgate Pkwy	0.74mi	5/3.0 (+1)	1,279 (+14%)	20mo	$360,000	$281	17

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-37,640
• Equity at exit: $51,441

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-9,124
• Equity at exit: $29,829

Cash invested: $96,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 20735

• Active inventory: 124
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,374 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$426 /mo · $5,113/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $286

Break-even live

Break-even rent $3,011

Max offer price $345,000

Occupancy floor 87%

Sensitivity live

Price	-10% $481	-5% $384	+0% $286	+5% $188	+10% $91
Rent	-10% $20	-5% $153	+0% $286	+5% $419	+10% $553
Rate	-1.0pp $460	-0.5pp $374	base $286	+0.5pp $197	+1.0pp $106

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6004 Clinton Way Clinton, MD	4.0	1.5	1028	$2,850	$2.77	45d	1	0.42mi
6907 Fulford St Clinton, MD	4.0	3.0	1125	$3,500	$3.11	20d	1	0.94mi
5558 E Boniwood Turn Clinton, MD	4.0	3.5	1360	$3,200	$2.35	4d	1	1.06mi
5508 E Boniwood Turn Clinton, MD	4.0	3.5	1320	$2,600	$1.97	14d	1	1.09mi
5539 E Boniwood Turn Clinton, MD	4.0	3.5	1288	$2,950	$2.29	45d	1	1.15mi

Listing history 4 events

1. 2026-05-15
   status Pending
2. 2026-05-15
   historical
3. 2026-05-15
   price $345,000
4. 2026-05-13
   listed $299,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $5,113 · $426/mo
• Projected year-2 tax: $5,113 · $426/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,482
• − Mortgage interest: −$19,325
• − Property taxes: −$5,113
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,239
• − Management: −$3,239
• − Depreciation: −$10,036
• Taxable loss: −$2,195
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $3,959/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Prince George'S County Public Schools
• NCES district ID: 2400510
• Math proficiency: 8% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $73,967
• Composite: 16.82/100
• National rank: #9151
• State rank: #21 of 24 in MD

Livability — Clinton

• Score: 63/100
• State rank: #304
• US rank: #15951

Category grades

Amenities F Commute F Cost of living F Crime D+ Employment A+ Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MD
• County: Prince Georges County · 919,866 people
• City population: 37,464
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,464
• Household income: $126,196
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 334.0

Population outlook (Prince George's County) Hauer SSP2

• Today (2025): 1,005,426 people
• By 2030: 1,048,416 · +4.3%
• By 2040: 1,123,425 · +11.7%
• By 2050: 1,183,220 · +17.7%
• By 2075: 1,306,202 · +29.9%
• By 2100: 1,408,179 · +40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 10% White 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 9% Tagalog/Filipino 1% French/Haitian/Cajun 1%

Political lean MEDSL · Prince George's

• 2024 margin: Solid D (+75.2) · D 86.3% · R 11.2% · Other 2.5%
• 2008→2024 swing: -3.3pp toward R · 2008: 78.5pp · 2024: 75.2pp
• All cycles: 2024: D+75.2 2020: D+80.5 2016: D+81.0 2012: D+80.9 2008: D+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.23%
• Current HPI: 251.6263
• Rent YoY: —
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+15.0% since first listed

4 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-15 Price Changed $345,000 BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-05-13 Listed $299,900 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2025): $5,113 · +585.0% YoY. Source: county tax records.